Italy · Private transactions
FrancescoPascale
Hotels and landmark properties that never reach the open market
We advise Italian and international investors on the acquisition of hotels, villas and historic residences across Italy. Every property under exclusive mandate. Every transaction private.
The best properties never reach a listing site
A historic hotel in central Florence. A villa on the Costa Smeralda. A penthouse facing the Duomo in Milan. When properties like these change hands, they almost never do it in public.
They are handled privately, between a small number of people, under confidentiality agreements. The seller does not want it known. Neither does the buyer.
Which means the visible market, the portals and the listings, is only the part nobody had a reason to protect.
The practice
We operate in the part of the market that is never published
We act under direct mandate from the ownership. Every property in our portfolio is held exclusively and, in most cases, is not published anywhere.
Hotels and hospitality
Our primary category. Operating hotels, boutique properties, resorts with wellness facilities, in the art cities and along the coast.
Villas, historic palazzi, penthouses
Landmark residences in Italy and abroad, from the Costa Smeralda to central Rome.
Land and development
Building plots and development projects, for buyers who want to build rather than buy.
Portfolio
A selection from our portfolio
What follows is what we are able to show publicly. The more interesting part of the portfolio is not on this page, and is shared on request only.
The full portfolio comprises more than forty properties. Those that are not published are shared on request, following an expression of interest.
Request the private portfolioSearch on mandate
If the property you are seeking is not in the portfolio, we will source it
Most of our clients do not arrive from a property seen on the site. They arrive with a brief: a hospitality property on the Amalfi Coast, a villa in Sardinia, a palazzo in Venice.
Tell us what you are seeking, and where. We conduct the search privately, including on properties that have not yet come to market.
Tell us what you are seekingWhere we operate
The process
From first contact to completion
- 01
First contact
You write to us privately, indicating what you are seeking or which property in the portfolio you wish to examine. No forms, no intermediaries.
- 02
Selection
We present the available options, including those that are not published. Where needed, we search on mandate.
- 03
Letter of intent
To access the full documentation and visit a property, an LOI is signed. It is a letter of intent and it is not binding: its only purpose is to protect the seller's confidentiality. Looking does not commit you to buying.
- 04
The viewing
We arrange the viewing. Our people accompany you, or your representative, to the property in Italy or abroad, at a time that suits you.
- 05
Completion
Notary, land registry, documentation: we handle the administrative side through to signature. From decision to completion generally takes two weeks to three months, depending on the property.
Confidentiality
No transaction passes through a public channel
We do not publish prices. We do not publish addresses. We do not publish the names of owners, or of buyers.
Every transaction is covered by confidentiality agreements signed with the ownership. Complete information on a property is shared only after an expression of interest, and only with those entitled to receive it.
The same applies to you as a buyer: your position appears nowhere.
Why work with us
Direct mandates, not relisted advertisements
The properties in our portfolio are entrusted to us exclusively by their owners. We do not republish other people's listings.
A bridge between Italy and the United States
Twenty years in America, seventeen of them in Miami, alongside knowledge of the Italian market. We know what an American buyer is looking for, and what stops them.
Timelines that are not normal in this market
When the buyer is ready and the property is in order, completion can happen in two weeks. In this sector that is rare.
You do not search, travel or expose your position
The search, the viewings and the administrative work are ours. And your position is known to no one.
Frequently asked questions
Why are there no prices on the site?
Because almost all of our transactions are private. Price is part of the documentation shared after an expression of interest, not before.
Does signing the letter of intent commit me to buy?
No. The LOI is not binding. It exists to give you access to the full documentation and to the property, and to protect the seller's confidentiality. You can stop at any point.
How long does a purchase take?
Two weeks to three months. It depends on the property, on the land registry documentation, and on how quickly you move. The part we can control, we control.
I do not live in Italy. Do I have to travel for every viewing?
No. We arrange viewings and our people accompany you or your representative. Most buyers see a property once, when the shortlist is already narrow.
I do not speak Italian.
We work with you in English, Italian and Spanish, from the first message through to the notary.
I am looking for something that is not in the portfolio.
That is the most common situation. The public portfolio is a small part of it. Tell us what you want and where, and we search on mandate.
How does Italian bureaucracy work for a foreign buyer?
Notary, land registry, checks and documentation are the part we handle. It is also the reason our timelines hold.
I am selling a property. Can I entrust it to you?
Yes. We work on exclusive mandate and negotiate privately. Write to us in confidence.
Partnerships
Work with us
We work with estate agents, investors and professionals operating in the sector, in Italy and abroad.
You represent a buyer
If you act for a buyer interested in a property in our portfolio, we collaborate on an agreed commission.
You hold a mandate
If you hold a mandate on a landmark property and are looking for the right buyer, let us talk.
You want to make an introduction
An introduction that leads to a transaction is recognised.
Contact
A private conversation
Every enquiry is treated in confidence. We reply in English, Italian and Spanish.
+39 392 903 9090